MRV-01
Maryvale · Phoenix, AZ 85031 · Single-family
- Asking
- $312,000
- Est. rent / mo
- $1,875
- Est. cap rate
- 4.21%
- Est. cash-on-cash
- -5.90%
- Est. DSCR
- 0.72
- Rent / price
- 0.601%
- $ / sq ft
- $243
- Est. cash flow / mo
- -$422
At the baseline set: 25% down, 6.75%, 30-year amortisation. Estimates.
Representative stock photography of Phoenix-metro residential product. These are not photographs of this asset — there is no such asset. This panel publishes a code and a submarket and nothing finer, because a plausible house number on a real street is a real house, and putting an invented price under a photograph of one is the thing this whole demonstration exists to avoid.
The read
Post-war block ranch on a flat interior lot. Sewer scoped in 2024, cast iron replaced to the property line. The 2011 condenser is the near-term capital item.
- Block construction
- Dual-pane windows (2019)
- Alley access
- No HOA
Facts
| Property type | Single-family |
|---|---|
| Units | 1 |
| Bedrooms / bathrooms | 3 / 2 |
| Living area | 1,284 sq ft |
| Lot | 6,970 sq ft |
| Year built | 1958 (68 yrs) |
| Stories | 1 |
| Parking | 1-car carport |
| Panel code | MRV-01 |
| Location | Maryvale, Phoenix 85031 |
| Property tax / yr | $1,810 |
|---|---|
| Insurance / yr | $1,600 |
| HOA / mo | None |
| Other fixed / yr | $360 |
| Total est. operating / yr | $8,000 |
| HVAC installed | 2011 |
| Roof installed | 2016 |
| Water provider | City of Phoenix |
| FEMA flood zone | Zone X |
Underwrite it
Every figure below recomputes as you move an input. Nothing is rounded until it is printed, and operating expenses never include debt service — that separation is what makes the cap rate a property of the building and the cash-on-cash a property of your deal. All outputs are estimates.
Monthly cash flow
−$422
after debt service, before tax
Cap rate
4.21%
NOI ÷ purchase price
Cash-on-cash
-5.90%
cash flow ÷ cash invested
DSCR
0.72
NOI ÷ annual debt service
Where the gross rent goes
- Vacancy$1,350
- Operating$8,000
- Debt service$18,213
- Cash flow$0
| Gross scheduled income | $22,500 |
|---|---|
| Less vacancy & credit loss | −$1,350 |
| Effective gross income | $21,150 |
| Less fixed operating | −$3,770 |
| Less variable operating | −$4,230 |
| Net operating income | $13,150 |
| Less annual debt service | −$18,213 |
| Pre-tax cash flow | -$5,063 |
| Loan amount | $234,000 |
| Monthly principal & interest | $1,518 |
| Cash invested | $85,800 |
| Operating expense ratio | 37.8% |
| Break-even occupancy | 116.5% |
| Gross rent multiplier | 13.9 |
| Rent-to-price ratio | 0.601% |
Estimated figures produced by a model from the assumptions on the left. Not an offer, an appraisal, a loan quote or investment advice. Taxes, insurance and operating expenses are estimates; verify each before you commit capital.
What it would have to cost
The asking price against three solved thresholds
Rent and every operating line held exactly as stated; only the purchase price moves. Each mark is the price that solves one condition. Nothing here is a price history: this asset has none, and inventing one would be the easiest dishonest thing on the page.
| Condition | Price | vs ask | What it means |
|---|---|---|---|
| Current asking price | $312,000 | — | The number on the panel. Everything below is measured against it. |
| DSCR 1.00 | $225,500 | −27.7% | net operating income exactly covers the mortgage; cash flow is zero |
| Submarket median cap (4.21%) | $312,500 | +0.2% | the price at which this asset yields what its submarket already yields |
| Leverage turns (5.84%) | $225,500 | −27.7% | above this cap rate the loan adds to the return instead of subtracting from it |
Asking price carried on the submarket index
The current asking price projected backwards on the Maryvale median-price index. Arithmetic on two synthetic series — not an appraisal, not a price history and not a record of any transaction.
| Month | Index-adjusted ask |
|---|---|
| Oct 2024 | $300K |
| Nov 2024 | $304K |
| Dec 2024 | $307K |
| Jan 2025 | $308K |
| Feb 2025 | $307K |
| Mar 2025 | $305K |
| Apr 2025 | $301K |
| May 2025 | $296K |
| Jun 2025 | $293K |
| Jul 2025 | $292K |
| Aug 2025 | $294K |
| Sep 2025 | $297K |
| Oct 2025 | $301K |
| Nov 2025 | $304K |
| Dec 2025 | $305K |
| Jan 2026 | $305K |
| Feb 2026 | $303K |
| Mar 2026 | $302K |
| Apr 2026 | $302K |
| May 2026 | $304K |
| Jun 2026 | $308K |
| Jul 2026 | $311K |
| Aug 2026 | $312K |
| Sep 2026 | $312K |
Comparables
Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 3.8% below the median of its five closest comparables.
| Asset | Submarket | Proximity | Ask | Sq ft | $ / sq ft |
|---|---|---|---|---|---|
| MRV-01 Subject | Maryvale | — | $312,000 | 1,284 | $243 |
| MRV-04 | Maryvale | Same submarket | $268,000 | 1,146 | $234 |
| MRV-02 | Maryvale | Same submarket | $289,000 | 1,092 | $265 |
| MRV-05 | Maryvale | Same submarket | $322,000 | 1,460 | $221 |
| MRV-03 | Maryvale | Same submarket | $344,000 | 1,608 | $214 |
Sensitivity
What a five-percent move in price or fifty basis points on the rate does to the return. Computed at the baseline assumption set, not at whatever you have set the calculator to — it is a fixed reference.
Sensitivity — cash-on-cash by price and rate
Every other assumption held at the baseline set. A fixed reference, not tied to the calculator above. Estimates.
| Price \ Rate | 5.75% | 6.25% | 6.75% | 7.25% | 7.75% |
|---|---|---|---|---|---|
| $287,000−8% | -2.4% | -3.5% | -4.6% | -5.7% | -6.8% |
| $299,500−4% | -3.1% | -4.2% | -5.3% | -6.4% | -7.5% |
| $312,000ask | -3.8% | -4.8% | -5.9% | -7.0% | -8.1% |
| $324,500+4% | -4.4% | -5.4% | -6.5% | -7.6% | -8.7% |
| $337,000+8% | -4.9% | -6.0% | -7.0% | -8.1% | -9.3% |
Cash-on-cash-9.3% → -2.4%
What to check before you commit
HVAC replacement
The condenser dates to 2011 — 15 years old. Phoenix cooling loads shorten service life; a single-system replacement at current pricing is roughly $8,500. Reserve for it or price it into the offer.
Roof
Roof dates to 2016, 10 years old — inside the window most carriers will write without a surcharge.
Flood
FEMA Zone X. Outside the mapped special flood hazard area; a lender will not require separate flood coverage.
Water allocation
Served by City of Phoenix. Long-run Colorado River and Central Arizona Project allocation is a genuine risk to price on the metro’s growth edges over a 10-to-20 year hold. It is a discount-rate question, not a next-quarter question.
No HOA
No association. Nothing constrains rental use at the community level, and there is no fixed monthly charge in the expense line.